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Property profile & analytics
OFF-MARKET
Estimated value
$1,595,000
Retail space
8035 Broadway Lemon Grove, CA 91945-2533
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9584173
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1968
Total area
3,450 SF
Lot
0.62 ac (27,007 SF)
Zoning code
COMMERCIAL
APN
480-132-09-00
UPID
US09-9584173
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Birrieria Don Alvaro, LLC Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$1.60M
Owner & transaction history
Iron Workers Local Union 229 INC · 2 yrs held
Iron Workers Local Union 229 INC
since 2023
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Lemon Grove, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+41.9%
Auto repair, garage
$1.3M
+14.1%
Office building
$1.2M
+7.8%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Lemon Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lemon Grove submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,645,000
ML approach
$1,605,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,155,000
Current use
MEDICAL BUILDING
$1,635,000
Change: +42% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,315,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$1,245,000
Change: +8% · Conversion: Easy
WAREHOUSE, STORAGE
$980,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.60M
Range $1.44M – $1.75M · ±10% · vs last sale $1.58M (Jul 18 2023)
Last sale anchor
$1.58M
Jul 18 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$462 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$23,300
Tax year 2024
Assessed value
$1,581,515
Assessed 2024
Previous assessed
$1,581,515
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$950,000
Assessed improvement
$631,515
Applied tax rate
15.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1968
Heating
NONE
Units
1
Total area
3,450 SF
Lot
0.62 ac (27,007 SF)
Zoning code
COMMERCIAL
APN
480-132-09-00
UPID
US09-9584173
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Lemon Grove, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Lemon Grove, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lemon Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$980,000
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1968
Heating
NONE
Units
1
Lot
0.62 ac
Current owner
From public records · entity-resolved
Iron Workers Local Union 229 INC
Entity
Free & Clear · 2 yrs held
Mailing address
5155 MERCURY PT, SAN DIEGO, CA 92111-1205
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 18, 2023
$1,582,000
Iron Workers Local Union 229 INC
Robert L Frank
Grant Deed
—
Oct 9, 2017
$730,000
Frank Family Trust
Tsegai,zemicael B
Grant Deed
—
Feb 29, 2012
$395,000
Bitow Tsegai Zemicael
Hector Camacho
Grant Deed
$318,500 · Capital Bank
Oct 11, 2011
—
Hector Camacho
Rodriguez Family Trust
Grant Deed
related
—
Mar 30, 2006
—
Rodriguez Family Trust
Rodriguez Family Trust
Quit Claim Deed
related
—
Oct 28, 2005
—
Rodriguez Family Trust
Rodriguez,rogelio
Affidavit Of Death
related
—
Apr 11, 2003
—
Rodriguez,tr
Rodriguez,rogelio & Margaret
Quit Claim Deed
related
—
May 15, 1997
$260,000
Rogelio Rodriguez
Bankers Trust Co
Grant Deed
$225,000 · Bank Of Commerce
Jan 22, 1997
$239,200
Bankers Trust California Ttee
De Philippis,richard J & Sally S
Trustees Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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